So at the end of 7 days since the panel work started we have the majority of internal and external walls done downstairs.
It’s a bit of a head spin really, at this stage next week looks like the form work will go in for the upper story slab, assuming there are no unforseen issues.
After our many builds previously that were double brick I have to say this is the cleanest site I have ever seen, no piles of site rubbish anywhere and when we arrived late afternoon on Thursday to have another look the R9WA guys were sweeping the slab and cleaning around the site! its amazing to see a building crew that take pride in keeping a tidy work site, this is also a good thing as far as site safety.
There are some high end project builders ( which we have used in the past) that could take a leaf out of the R9WA book as far as we are concerned for site culture.
Below are some pics of internal walls.
Internal walls laundry
Entry hall walls
Internal wall theatre entrance
Partial office walls
This what I consider the fun stuff. Tile selections and door profile decisions are my idea fun.
We have engaged The Kitchen Factory Malaga to make the kitchen and bathroom cabinets as I saw some of their previous work in a kitchen magazine and after meeting with them had a good feeling.
I must say that tiles were a major drama trying to fit what I had in my minds eye with what was available at tile shops around Perth, it wasn’t impossible but the selection available tends to be more on the modern side. We have settled on Prestige Tiles in Osborne Parkas we dealt with them in the past and they always do us a good deal.
There are a few things I wanted in this house that aren’t yet that popular or readily available in Australia.
Bathroom wall sconces was one of these things, I had to order mine from the U.S. and they will have to have some re-wiring of some sort doing to them by the sparky.
We are also going for a dado height wall panelling in some of the bathrooms and this has caused more than a few raised eyebrows when we try to explain the look we are going for to people.
Below are a few photo’s of some of the looks that we trying to achieve, the kitchen is almost exactly what we are having and the bathroom ones are just so you can get an idea of the style we are going for.
Bathroom wall sconces from the U.S.
Hamptons style kitchen in black and white
Shaker style kitchen cabinets
Hamptons style kitchen cabinets
Bathroom wall sconces either side of mirror
Picture of bathroom wall panelling
Style of bathroom we like for second bathroom
24th January and day four progress, front panels done.
End of day 4 progress
Day 5 Beam installation
steel beam install
Day 6 and the internal wall tracks have begun to be laid.
Day 6 internal wall tracks have begun
Day 6 front elevation
Some close up shots of the R9wa panel we are using for the build.
External wall panel close up
Close up cross section of external wall panel
Panel track corner detail
window corner detail
internal wall panels
kitchen window ground floor
corner window close up
3rd of December 2013. Site clean in preparation for the R9 panel tracks to be laid on the slab. The wall panels slot into metal tracks around the perimeter of the slab.
Site clean rear view
23RD of December 2013. The track system that the R9 panels slot into has started to be put in place on the slab. After this everything slows down after Christmas for a few weeks.
R9 panel track
Tracks down ready for panels
20TH of January 2014. Ready to unload the panels from the truck but a minor setback of the forklift getting bogged holds us up for a day. Oops.
21ST January 2014. The panels have been unloaded and the first panels are up! all in the same day. I have never seen a build this quick, the crew are fantastic, seriously hardworking blokes. Our house has it’s first walls, happy days.
Panels unloaded and first panels up
First panels up day 1
22ND January 2014. By the end of the second day there are more walls to the lower floor.
Second day progress
Second day wall progress
Second day progress rear view
Second day progress inside view Great Room
external wall office and laundry
Day 3 progress
On 12 November 2013 we commenced site works, with the compaction test done we had the levels finalized ready for concrete. We are one street back from the beach so soil is quite sandy. The house is a two story 5 bedroom with majority of the bedrooms upstairs. The block had a wide frontage so we have a 3 car garage across the front to the right of the house.
Levels finalized compaction test complete
The 14th of November, footings down ready to box up lower slab, plumbing pre lay done.
Footings down ready to box up lower slab
16TH November, concrete pour starts for the ground floor slab.
Lower slab concrete pour
Concrete pour lower slab
Finished slab right hand side
Slab down front view
lower slab bathroom plumbing
The process for having the plans drawn up was pretty straight forward. Our architect based on photographs we had given him, drew up the design. He then liased with R9WA for the panel drawings, and within a few months of back and forth we had our plans.
Council approval turned out to be a bigger issue. The vast majority of plans that they approve are project homes that use same design, so its pretty much a no brainer for them to rubber stamp something that has been previously approved. Our plans, although designed to the building regulations imposed by the council, were not as easily passed.
The reality was this was a one off design and for us it took longer than in the past when we had used a project builder.
We had weeks and weeks of back and forth adjusting small things on the plan and each time we submitted the changes we were given another list of things to address, frustrating was an understatement.
Finally we caught a break when the person we were dealing with at the council went on holidays and someone else took over his duties, low and behold within a day we had approval! go figure.
So we had plans ready to go and we could start…